4240 Oakhill Dr · Jackson, MS 39206

$107,000

2 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 58 Days on market

Built 1957 9,147 sqft lot $86/sqft · 52% above area

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT CASH BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE * NO DELAYS *NO REHAB *BUY AND HOLD

Key facts

• 9,147 sq ft lot
• Parking
• Built 1957

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#66 in MS) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment F.
• Jackson Public School District (urban): math 9% / reading 18% proficiency, ranked #112 of 130 in MS (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $740 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago; this cycle's ask is 69% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,790 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 7.2

CMA / ARV

• ARV (median comp): $70,282
• List price: $107,000
• Delta: 52.24%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 Berwood Dr	0.11mi	3/2.0 (+1)	1,266 (+2%)	14mo	$70,000	$55	75
947 Witsell Rd	0.32mi	3/2.0 (+1)	1,300 (+5%)	2mo	$165,000	$127	70
958 Watkins Pl	0.29mi	3/2.0 (+1)	1,316 (+6%)	4mo	$31,200	$24	68
4025 Carol Dr	0.28mi	3/2.0 (+1)	1,316 (+6%)	7mo	$67,500	$51	66
4510 Kirkley Dr	0.40mi	3/2.0 (+1)	1,212 (-2%)	10mo	$94,900	$78	64
571 Hickory Ridge Dr	0.36mi	3/2.0 (+1)	1,224 (-1%)	22mo	$85,000	$69	57
4574 Hanging Moss Rd	0.68mi	2/2.0	1,306 (+5%)	8mo	$64,900	$50	53
390 Northside Cir	0.49mi	3/2.0 (+1)	1,307 (+5%)	16mo	$125,000	$96	50
405 Meadow Moss Rd	0.73mi	3/2.0 (+1)	1,308 (+5%)	15mo	$71,500	$55	40
4236 Hanging Moss Rd	0.57mi	3/1.0 (+1)	1,312 (+6%)	19mo	$34,900	$27	40
684 Heather Ln	0.67mi	3/1.5 (+1)	1,400 (+13%)	6mo	$50,000	$36	36
755 Forest Ave	0.58mi	3/1.0 (+1)	1,403 (+13%)	21mo	$45,000	$32	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.83% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,486
• Equity at exit: $15,954

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $18,554
• Equity at exit: $9,251

Cash invested: $29,960 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$561
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $252

Break-even live

Break-even rent $917

Max offer price $107,000

Occupancy floor 75%

Sensitivity live

Price	-10% $313	-5% $282	+0% $252	+5% $222	+10% $192
Rent	-10% $154	-5% $203	+0% $252	+5% $301	+10% $350
Rate	-1.0pp $306	-0.5pp $279	base $252	+0.5pp $224	+1.0pp $196

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	44d	1	0.10mi
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	44d	1	0.45mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	22d	1	0.51mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	15d	1	0.60mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	44d	1	0.78mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	15d	1	0.78mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	24d	1	0.82mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	15d	1	0.82mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	24d	1	0.85mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	44d	1	0.97mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	44d	1	1.01mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	44d	1	1.04mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	1.15mi
227 Lawrence Rd Jackson, MS	1.0	1.0	840	$900	$1.07	24d	1	1.15mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	15d	2	1.15mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	24d	1	1.16mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	1.16mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	24d	1	1.29mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	44d	1	1.38mi

Listing history 42 events

1. 2026-06-18
   days on market $107,000 Active 58 DOM
2. 2026-06-17
   days on market $107,000 Active 57 DOM
3. 2026-06-16
   days on market $107,000 Active 56 DOM
4. 2026-06-15
   days on market $107,000 Active 55 DOM
5. 2026-06-14
   days on market $107,000 Active 53 DOM
6. 2026-06-13
   days on market $107,000 Active 52 DOM
7. 2026-06-10
   days on market $107,000 Active 50 DOM
8. 2026-06-09
   days on market $107,000 Active 49 DOM
9. 2026-06-08
   days on market $107,000 Active 48 DOM
10. 2026-06-07
    days on market $107,000 Active 47 DOM
11. 2026-06-05
    days on market $107,000 Active 44 DOM
12. 2026-06-03
    days on market $107,000 Active 43 DOM
13. 2026-06-02
    days on market $107,000 Active 42 DOM
14. 2026-06-01
    days on market $107,000 Active 41 DOM
15. 2026-05-31
    days on market $107,000 Active 40 DOM
16. 2026-05-30
    days on market $107,000 Active 39 DOM
17. 2026-05-02
    status Active 118-char remark

    Show marketing remark (118 chars)

    INVESTOR ALERT CASH BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE * NO DELAYS *NO REHAB *BUY AND HOLD

18. 2026-02-14
    price $107,000 118-char remark

    Show marketing remark (118 chars)

    INVESTOR ALERT CASH BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE * NO DELAYS *NO REHAB *BUY AND HOLD

19. 2026-02-14
    status Active 118-char remark

    Show marketing remark (118 chars)

    INVESTOR ALERT CASH BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE * NO DELAYS *NO REHAB *BUY AND HOLD

20. 2026-02-05
    status Pending 118-char remark

    Show marketing remark (118 chars)

    INVESTOR ALERT CASH BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE * NO DELAYS *NO REHAB *BUY AND HOLD

21. 2026-02-05
    historical 118-char remark

    Show marketing remark (118 chars)

    INVESTOR ALERT CASH BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE * NO DELAYS *NO REHAB *BUY AND HOLD

22. 2026-01-24
    listed $63,500 Active 118-char remark

    Show marketing remark (118 chars)

    INVESTOR ALERT CASH BONANZA EXCELLENT CASH FLOW WITH TENANT IN PLACE * NO DELAYS *NO REHAB *BUY AND HOLD

23. 2024-03-01
    soldstatus Closed 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

24. 2024-02-26
    soldstatus
25. 2024-02-12
    status Pending 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

26. 2024-02-06
    price $62,900 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

27. 2024-01-26
    status Active 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

28. 2023-12-14
    status Pending 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

29. 2023-12-04
    price $65,900 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

30. 2023-11-22
    status Active 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

31. 2023-11-15
    status Pending 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

32. 2023-11-15
    status Active 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

33. 2023-10-27
    status Pending 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

34. 2023-10-25
    status Active 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

35. 2023-10-11
    status Pending 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

36. 2023-10-05
    price $70,000 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

37. 2023-09-27
    price $75,000 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

38. 2023-09-22
    listed $80,000 Active 107-char remark

    Show marketing remark (107 chars)

    Nice 3/2.5 many updates - just need a few more- great investment or home-very close to schools and shopping

39. 2014-01-22
    soldstatus
40. 2013-10-11
    listed $21,500
41. 2013-08-19
    soldstatus
42. 1972-08-11
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $1,423 · $119/mo
• Projected year-2 tax: $1,423 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,830
• − Mortgage interest: −$5,994
• − Property taxes: −$1,423
• − Insurance: −$535
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,113
• Taxable income: $1,393
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,690/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jackson Public School District
• NCES district ID: 2802190
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $33,234
• Composite: 10.89/100
• National rank: #9755
• State rank: #112 of 130 in MS

Livability — Jackson

• Score: 68/100
• State rank: #66
• US rank: #9695

Category grades

Amenities F Commute A+ Cost of living A+ Crime C Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MS
• County: Hinds County · 167,040 people
• City population: 140,204
• Metro: Jackson, MS
• Population (ZIP): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+397.7% since first listed

26 events — show timeline

• 2026-05-02 Relisted — MLSU
• 2026-02-14 Price Changed $107,000 MLSU
• 2026-02-14 Relisted — MLSU
• 2026-02-05 Pending — MLSU
• 2026-02-05 Listing Removed — MLSU
• 2026-01-24 Listed $63,500 MLSU
• 2024-03-01 Sold (MLS) — MLSU
• 2024-02-26 Sold (Public Records) — Public Records
• 2024-02-12 Pending — MLSU
• 2024-02-06 Price Changed $62,900 MLSU
• 2024-01-26 Relisted — MLSU
• 2023-12-14 Pending — MLSU
• 2023-12-04 Price Changed $65,900 MLSU
• 2023-11-22 Relisted — MLSU
• 2023-11-15 Pending — MLSU
• 2023-11-15 Relisted — MLSU
• 2023-10-27 Pending — MLSU
• 2023-10-25 Relisted — MLSU
• 2023-10-11 Pending — MLSU
• 2023-10-05 Price Changed $70,000 MLSU
• 2023-09-27 Price Changed $75,000 MLSU
• 2023-09-22 Listed $80,000 MLSU
• 2014-01-22 Sold (MLS) — MLSU
• 2013-10-11 Listed $21,500 MLSU
• 2013-08-19 Sold (Public Records) — Public Records
• 1972-08-11 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,423 · +3.2% YoY. Source: county tax records.